For sale Detached

8 EDME GROVE

STOKE-ON-TRENT, BARLASTON, STOKE-ON-TRENT ST12 9FH

4 beds 2 baths 1,539 sq ft Listed 6 Jul 2026 (-16d)

£450,000

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# 4 bedroom detached house for sale (ST12 9FH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 8 EDME GROVE, STOKE-ON-TRENT, BARLASTON, STOKE-ON-TRENT ST12 9FH |
| Price | £450,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Council tax | F |
| Floor area | 143 m² |
| Last sold | £420,000 Nov 2020 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 19/08/2030
- **Current heating cost:** £349/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8870-7638-7460-3130-4222)

## Description

This impressive four bedroom detached house is situated within the highly sought-after Wedgwood estate in Barlaston, offering spacious and modern living which is ideal for families or professionals. Upon entering, you are welcomed by a generous hallway that leads to the main living spaces. The lounge is bright and inviting, providing ample room for relaxation and entertaining. The heart of the home is the open plan kitchen and dining room, which features modern fitted units, integrated appliances, and a dedicated dining area, creating a sociable space for family meals or gatherings with friends. Adjacent to the kitchen, the utility room offers additional convenience for laundry and storage needs, while a ground floor W.C provides practicality. For those working from home, the dedicated ground floor office is a valuable addition, offering privacy and comfort for remote work.

Upstairs, the property boasts four sizeable bedrooms, a contemporary family bathroom and an ensuite shower room.

To the rear of the property is a garden which is laid to lawn with a wooden border and patio seating space. The property also includes a brick garage, ideal for secure parking or further storage.

EPC Rating: B

## Property Photos

- ![Photo](/listings/photos/90536994/1133808)
- ![Rear](/listings/photos/90536994/1133810) - Rear
- ![Kitchen/dining room](/listings/photos/90536994/1133811) - Kitchen/dining room
- ![Kitchen/dining room](/listings/photos/90536994/1133812) - Kitchen/dining room
- ![Kitchen/dining room](/listings/photos/90536994/1133813) - Kitchen/dining room
- ![Utility room](/listings/photos/90536994/1133814) - Utility room
- ![Lounge](/listings/photos/90536994/1133815) - Lounge
- ![Lounge](/listings/photos/90536994/1133816) - Lounge
- ![Photo](/listings/photos/90536994/1133817)
- ![Photo](/listings/photos/90536994/1133818)
- ![Photo](/listings/photos/90536994/1133819)
- ![Master bedroom](/listings/photos/90536994/1133820) - Master bedroom
- ![Master bedroom](/listings/photos/90536994/1133821) - Master bedroom
- ![Ensuite](/listings/photos/90536994/1133822) - Ensuite
- ![Bathroom](/listings/photos/90536994/1133823) - Bathroom
- ![Bathroom](/listings/photos/90536994/1133824) - Bathroom
- ![Photo](/listings/photos/90536994/1133825)
- ![Photo](/listings/photos/90536994/1133826)
- ![Photo](/listings/photos/90536994/1133827)
- ![Office](/listings/photos/90536994/1133828) - Office
- ![Photo](/listings/photos/90536994/1133829)
- ![Rear](/listings/photos/90536994/1133830) - Rear
- ![Rear](/listings/photos/90536994/1133831) - Rear

## Floorplans

- ![All](/listings/photos/90536994/1133832) - All

## EPC Graphs

- ![EPC 1](/listings/photos/90536994/1133833) - EPC 1

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 EDME GROVE, BARLASTON, STOKE-ON-TRENT, ST12 9FH | £420,000 | 04/11/2020 | Detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] 7 EDME GROVE, BARLASTON, STOKE-ON-TRENT, ST12 9FH | £308,000 | 23/05/2023 | Semi-detached |
| 1 INTAGLIO DRIVE, BARLASTON, STOKE-ON-TRENT, ST12 9BY | £645,000 | 04/04/2023 | Detached |
| ETHEREAL HOUSE, 2 CUCKOO CLOSE, BARLASTON, STOKE-ON-TRENT, ST12 9FP | £675,000 | 31/03/2023 | Detached |
| 17 INTAGLIO DRIVE, BARLASTON, STOKE-ON-TRENT, ST12 9BY | £457,500 | 14/03/2023 | Detached |
| 2 FLORENTINE AVENUE, BARLASTON, STOKE-ON-TRENT, ST12 9BF | £615,000 | 22/12/2022 | Detached |
| 3 PASHMINA AVENUE, BARLASTON, STOKE-ON-TRENT, ST12 9FE | £355,000 | 08/07/2022 | Detached |
| 35 CORNUCOPIA GROVE, BARLASTON, STOKE-ON-TRENT, ST12 9FQ | £400,000 | 30/06/2022 | Detached |
| 7 AMHERST PLACE, BARLASTON, STOKE-ON-TRENT, ST12 9FB | £710,000 | 30/03/2022 | Detached |
| 14 WATERFORD CRESCENT, BARLASTON, STOKE-ON-TRENT, ST12 9FD | £560,000 | 27/10/2021 | Detached |
| 4 INTAGLIO DRIVE, BARLASTON, STOKE-ON-TRENT, ST12 9BY | £570,000 | 29/09/2021 | Detached |

**Street average:** £308,000 (1 sale)
**Area average:** £554,167 (9 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £494,000 (7 Detached, ST12, 2024–2026)
- **Deviation:** -8.9%

## Rental Range

*ONS Price Index of Private Rents (Stoke-on-Trent). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £638/mo
- **Realistic:** £709/mo
- **Optimistic:** £780/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Staffordshire North (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £798/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| [Old Road, Barlaston, Stoke-On-Trent](http://87.117.209.195:8080/listings/2b710b7) | £2,200/mo | 4 | 0.84 miles | Rightmove |

**Average rent: £2,200/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.49% (weak for cashflow)
- **Max investor price (0.8%):** £275,000
- **Target investor price (1%):** £220,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £2,200/mo).*

- **Gross yield:** 5.9%
- **Cost-to-rent:** 17×
- **Monthly cashflow:** £183/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.7%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Price per Square Metre

- **£/m²:** £3,147/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 9.5%
- **10y growth:** 11.7%

## House Price Index (HM Land Registry)

*Official index for Stoke-on-Trent; Detached series; as of April 2026.*

- **1y growth (index):** 4.3%
- **5y growth (index):** 23.9%
- **10y growth (index):** 57%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

Photo 1 Rear Kitchen/dining room Kitchen/dining room Kitchen/dining room Utility room Lounge Lounge Photo 9 Photo 10 Photo 11 Master bedroom Master bedroom Ensuite Bathroom Bathroom Photo 17 Photo 18 Photo 19 Office Photo 21 Rear Rear

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Property details

Tenure

FREEHOLD

Floor area

143 m²

Council tax band

EPC rating

Last sold

£420,000 Nov 2020

Price per m²

£3,147/m²

Local average

£494,000 (-8.9%)

Street crime

86 incidents within 1 mile (May 2026)

Key features

Detached home on a highly popular estate
Open plan kitchen/dining room
Office
Lounge
Ground floor W.C
Utility room
Ensuite
Brick garage

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Gas central
Parking: Yes
Garden: Yes
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

Listed by

Stoke-On-Trent

The Property Franchise Group

Reference: 90536994

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: A

Inspection date: 20/08/2020

Expiry date: 19/08/2030

Current heating cost: £349/year

Potential heating cost: £351/year

Est. upgrade cost to C: £9,500

Recommendations

Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

All

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Listed for sale	—	£450,000	+7.1%
Sold	04/11/2020 (5 years ago)	£420,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
Same street 7 EDME GROVE, BARLASTON, STOKE-ON-TRENT, ST12 9FH	£308,000	23/05/2023	Semi-detached
1 INTAGLIO DRIVE, BARLASTON, STOKE-ON-TRENT, ST12 9BY	£645,000	04/04/2023	Detached
ETHEREAL HOUSE, 2 CUCKOO CLOSE, BARLASTON, STOKE-ON-TRENT, ST12 9FP	£675,000	31/03/2023	Detached
17 INTAGLIO DRIVE, BARLASTON, STOKE-ON-TRENT, ST12 9BY	£457,500	14/03/2023	Detached
2 FLORENTINE AVENUE, BARLASTON, STOKE-ON-TRENT, ST12 9BF	£615,000	22/12/2022	Detached
3 PASHMINA AVENUE, BARLASTON, STOKE-ON-TRENT, ST12 9FE	£355,000	08/07/2022	Detached
35 CORNUCOPIA GROVE, BARLASTON, STOKE-ON-TRENT, ST12 9FQ	£400,000	30/06/2022	Detached
7 AMHERST PLACE, BARLASTON, STOKE-ON-TRENT, ST12 9FB	£710,000	30/03/2022	Detached
14 WATERFORD CRESCENT, BARLASTON, STOKE-ON-TRENT, ST12 9FD	£560,000	27/10/2021	Detached
4 INTAGLIO DRIVE, BARLASTON, STOKE-ON-TRENT, ST12 9BY	£570,000	29/09/2021	Detached

Street average: £308,000 (1 sale)

Area average: £554,167 (9 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 9.5%

10y growth 11.7%

House Price Index (HM Land Registry — official index, not sold-price averages): Stoke-on-Trent. Series: Detached. As of April 2026.

1y (index) 4.3%

5y (index) 23.9%

10y (index) 57%

Rental Range

Estimated market rent for Stoke-on-Trent. Low = conservative, Realistic = average, Optimistic = best case.

Low £638/mo

Realistic £709/mo

Optimistic £780/mo

Based on Local Authority from postcode lookup → Stoke-on-Trent.

LHA (30th percentile) floor for Staffordshire North: £798/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View ST12 9FH

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	Wedgwood Shop	0.1 miles
Shop	Josiah & Co.	0.1 miles
Bus stop	Flaxman Close	0.3 miles
Train station	Unknown	1.2 miles
Train station	Trentham Leisure	1.4 miles
Hospital	North Staffordshire Nuffield Hospital	3.2 miles
University	Keele University	5.3 miles
Hospital	Haywood Hospital Walk-in Centre	7.1 miles
University	Staffordshire University Blackheath Lane Site	10.6 miles

Street-level crime

Category	Count
Violence and sexual offences	35
Anti-social behaviour	16
Public order	7
Other theft	6
Other crime	5
Criminal damage and arson	4
Burglary	3
Drugs	3
Shoplifting	3
Possession of weapons	2
Bicycle theft	1
Robbery	1
Total incidents	86

Within 1 mile during May 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Barlaston CofE (VC) First School	Primary	0.9 miles	Good — 19 Jun 2024
Newstead Primary Academy	Primary	0.9 miles	Outstanding — 10 Sep 2024
Strathmore College	Other	0.9 miles	— (No rating)
Ash Green Primary Academy	Primary	1.1 miles	Good — 3 Jun 2015
Ormiston Sir Stanley Matthews Academy	Secondary	1.3 miles	Good — 10 Nov 2017

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
Old Road, Barlaston, Stoke-On-Trent	£2,200/mo	4	0.84 miles	Rightmove

Average rent: £2,200/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.49%

Max investor price (0.8%) £275,000

Target investor price (1%) £220,000

Gross yield 5.9%

Cost-to-rent ratio 17×

Monthly cashflow £183/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 1.7%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).